Crates of snails in a vacant London office – part of a tax avoidance scheme that claimed an agricultural exemption on business rates.
Crates of snails in a vacant London office – part of a tax avoidance scheme that claimed an agricultural exemption on business rates[1].
The commercial property world recently buzzed with an almost unbelievable story: a landlord using snail farming as a way to avoid business rates. Yes – live snails in empty offices. This viral saga, centred on an eccentric operator named Terry Ball, highlighted how far some will go to dodge empty property taxes. Ball’s scheme was simple: set up snail “farms” in vacant offices, claim the building is a farm (snails qualify as livestock), and thereby avoid paying business rates on the empty space[2][3]. The loophole exists because under UK law, breeding land snails for food counts as an agricultural fish farm use exempt from business rates[3]. It sounds like a joke, but it’s very real – and it ended up making headlines in the worst way for those involved.
The Terry Ball Snail Farm Saga – Summary and Updates
Dubbed “London’s leading snail farmer” in one investigation, 79-year-old Ball turned vacant offices into makeshift snail breeding sites[4]. He installed crates of live snails in at least four London buildings, each held by a shell company on a short lease, to claim an agricultural rates exemption[2][5]. In one central London property (Winchester House on Old Marylebone Road), multiple floors were filled with snail crates – and Westminster City Council later discovered the ruse, finding “boxes of snails” on site[6]. The council leader, Adam Hug, called the situation “a ludicrous notion” – yet it had been costing his council a lot of money[7]. In fact, Westminster Council estimates it lost about £370,000 in business rates revenue due to these snail farm schemes, and it has already wound up four of Ball’s dummy companies for non-payment of rates[8]. Ball’s response? He crowed that he was merely exploiting the rules, and even bragged about the snail story’s fame after it went viral internationally[9]. (It was reportedly a “massive story in France”, proving that snail-related news does travel fast!).
The fallout from the “snail farmer” case has extended beyond tabloid curiosity. Just weeks after the story broke, an MP read details of the scheme in the House of Commons during a budget debate[10]. London’s City Hall also took notice – the London Assembly unanimously passed a motion urging action against such tactics, warning that “business rates avoidance schemes like bogus snail farms…drain millions from vital services and undermine honest businesses”[11]. In other words, what started as one man’s quirky tax dodge has put a spotlight on aggressive rates avoidance across the country. And that spotlight isn’t flattering for landlords caught up in similar tricks.
Reputational Risk: Gimmicky Schemes Can Haunt You
While avoiding a hefty business rates bill is tempting, “too clever” avoidance schemes come with a serious reputational cost. The snail-farm ploy has made councils and the public understandably cynical about any unusual rates mitigation. A landlord who tries something outlandish risks being labelled unscrupulous and even being named-and-shamed in the media. In Westminster’s case, the council explicitly said building owners were complicit in these arrangements[12]. The council leader went on record condemning “unscrupulous traders” hopping between loopholes and urged the government to stamp out such tactics[12]. For a respectable commercial landlord or agent, being painted with that brush – or having your property linked to an absurd snail farm story – is a PR nightmare.
Remember, the property industry runs on relationships and trust. Local authorities, future tenants, and investors all take note of a landlord’s reputation. Getting caught in a dubious scheme can undermine credibility with councils and lead to harsher scrutiny on your other properties. As one industry observer noted, stunts like snail farms or fake “pop-up” charities erode the goodwill that honest landlords rely on[11]. In practical terms, if you ever genuinely need to claim relief or work with a council on a project, you don’t want them remembering you as “the one with the snails.”
Moreover, these stories live on the internet forever. A quick Google search of your building could turn up headlines about molluscs in the boardroom. That’s not exactly the legacy most property professionals want. In short: gimmicks might save a bit of money today, but they can cost you your good name tomorrow.
Financial Pitfalls: When Avoidance Backfires
Embarrassment isn’t the only risk. Schemes like the snail farms can fall apart legally, leaving landlords worse off than if they’d just paid the rates or found a legitimate solution. Councils are increasingly cracking down: if they successfully prove an “occupation” is a sham, the rates bill lands back at the landlord’s feet – often with interest, penalties or legal costs on top[13]. Case law is littered with cautionary tales. For example, in 2021 a landlord in Leeds tried a snail farm tenancy trick and ended up in court. The High Court (and later the Court of Appeal) ruled the arrangement was a sham, voiding the rates relief. The result? The landlord had to cough up nearly £40,000 in backdated business rates and legal costs[14]. In another case in Kirklees, a council won £16,000 in costs after prosecuting a snail farming tax dodge[15]. These sums far outweigh the short-term savings the schemes promised.
Even if you technically stay within the law, councils can play hardball. Westminster and other councils have shown willingness to liquidate shell companies and pursue landlords through the courts to recover lost revenue[16][17]. Legal battles are expensive and time-consuming, not to mention stressful. And if a court decides your fancy avoidance arrangement was not genuine, you’ll be liable for all those rates you tried to skip. In other words, a dodgy scheme can hurt your wallet twice – once in paying the advisor or setup costs, and again when you’re forced to pay the original bill (plus extra).
The bottom line: if an avoidance strategy sounds too good (or too absurd) to be true, it probably is. Don’t gamble your real savings on a loophole that could slam shut without warning.
A Smarter Solution: Transparent, Legal Relief through Beneficial Occupation
So what’s the alternative? Fortunately, landlords can reduce their empty property rates without resorting to snail antics or other gimmicks. This is where VacatAd’s fully legal, transparent, tech-driven beneficial occupation model comes in. VacatAd was created to give property owners a way to cut business rates on vacant units by working with the system, not against it. Instead of hiding crates of molluscs in the dark, VacatAd uses technology to create a genuine but low-impact occupancy in your space – one that satisfies rating authorities and even provides a small public benefit.
How does it work? VacatAd installs a secure, plug-and-play device (requiring only a power outlet) in your vacant property. This device provides free public Wi-Fi to the surrounding area and doubles as a platform for local community advertising. In doing so, your empty shop or office unit is no longer “empty” – it’s legitimately occupied by a mini community hub. The occupation is real (people can use the Wi-Fi and see the local ads), but it’s non-intrusive and compliant with all regulations. Importantly, it aligns with the exact legal criteria for beneficial occupation, meaning you qualify for empty rates relief fully within the law. There’s no shell game needed; it’s straightforward and transparent. In fact, VacatAd’s approach is welcomed by many councils because it actually adds a modest public service (connectivity and support for local businesses) rather than just exploiting a loophole.
From a landlord’s perspective, this tech-driven solution is light-years away from the snail scheme. It doesn’t impede your plans – the equipment is small and can be installed in under an hour, with no alterations to the property structure. You get continuous monitoring and documented proof of occupation (so if the council ever inquires, you have solid evidence to back up your relief claim)[22]. VacatAd handles all the compliance paperwork and liaises with authorities as needed, ensuring everything is above board. And because the model is fully transparent, it’s trusted by stakeholders: VacatAd has a 100% success rate in securing relief across 250+ properties, with an approach “trusted nationwide by landlords and councils alike”[23]. In short, it’s a solution that protects your pocket and your professionalism.
Keep Your Credibility – No Snails Required
The key takeaway for landlords and agents: Don’t get caught up in gimmicks that risk your credibility and your savings. The tale of “Terry the snail farmer” might be amusing in hindsight, but for any landlord involved it has been an object lesson in public embarrassment and legal peril. Schemes that skirt the line – be it snail farms, sham charities, or other creative dodges – are ticking time bombs. They can blow up your reputation, invite intense scrutiny, and potentially leave you footing an even larger bill.
Instead, focus on legitimate, sustainable strategies for business rates mitigation. With innovative options like VacatAd’s beneficial occupation model available, there’s simply no need to play hide-and-seek with the authorities. You can achieve substantial savings legally while actually doing something positive (however small) for the community and keeping your good name intact. Remember that councils are on high alert now; a scheme that might have slipped by in the past could be the next viral cautionary story. As prudent property professionals, the goal should be to minimise costs and risk – not to win the prize for most bizarre tax dodge.
Don’t let a pursuit of short-term savings jeopardise your long-term reputation or investment. The smart move is to stay on the right side of the law with solutions designed for compliance from day one.
Speak to a VacatAd Expert
If you’re looking to reduce your empty property business rates without the drama, it’s time to explore a better way. VacatAd’s team of experts can walk you through how our technology-first, council-approved approach works and how it can save you money safely. Contact VacatAd today to speak with an expert about protecting your property portfolio from business rates – no gimmicks (or snails) required. We’ll help ensure your next headline is about your successful development or letting deal, not an accidental snail sanctuary in your office block.
[1] [2] [4] [5] [6] [16] Terry Ball: The snail farmer, his mafia friends, and a £20m vendetta against the taxman
https://www.londoncentric.media/p/terry-ball-the-snail-farmer-his-mafia
[3] The snail farm don: is this the most brazen tax avoidance scheme of all time? | Tax avoidance | The Guardian
[7] [8] [12] [15] [17] Councils step on snail tax scammers - www.rossmartin.co.uk
https://www.rossmartin.co.uk/sme-tax-news/8678-councils-step-on-snail-tax-scammers
[9] [10] [11] Rachel Reeves vs The Snails - by Jim Waterson
https://www.londoncentric.media/p/the-omaze-mansion-tax-and-other-stories
[13] [14] Why Are Solicitors Dealing With Offices Filled With Snails?
https://www.gumersalls.co.uk/why-are-solicitors-dealing-with-offices-filled-with-snails/
[21] The True Cost of an Empty Property: A Technological Solution | VacatAd
[22] [23] VacatAd | Technology-First Business Rates Relief